2560099
alteration to existing house on St. Mary’s Square including the removal of its existing link garage and the part of the kitchen behind same and associated changes to elevations, to form an archway and pedestrian laneway to serve a proposed development of 7 no residential units in the area to the south of the existing adjoining buildings on St. Mary’s Square. The proposed development combines 1-storey, 2-storey and 3-storey parts organised around a landscaped pedestrian courtyard linked directly to St. Mary’s Square via the proposed archway and laneway. The development includes boundary modifications, demolition of small rear shed, drainage and underground services connections to St. Mary’s Square services, associated new small storage sheds, associated landscaping and siteworks, and is in the Athlone Architectural Conservation Area
Core Refusal Reason
The proposal represents overdevelopment of a constrained backland site with a substandard design that fails to respect the character of the Architectural Conservation Area and the setting of an adjacent Protected Structure.
Decision Maker's Conclusion
- The development constitutes overdevelopment of a constrained site, resulting in visual dominance, overlooking, and inadequate separation distances that adversely impact the existing built form and the setting of Protected Structure RPS No. 158.
- The proposal fails to provide a high-quality residential environment, with significant deficiencies in private open space, refuse storage, bicycle parking, and internal daylighting/fenestration for future occupants.
- The scheme lacks essential technical details and safety provisions, specifically regarding the absence of adequate emergency vehicle access and the lack of clarity on construction access to the landlocked site.